Updated Two-Unit Medical
For Sale
$759,900
12545 New Brittany Blvd Unit 551, Fort Myers, FL 33907
Office/medical zoning, flexible occupancy, and shared parking support a range of professional healthcare uses.
Property Size3,264 SF
Price / SF$232.81
Days on Market175
Property Features for 12545 New Brittany Blvd Unit 551
General Information
Standard status
Active
Size
3,264 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Office Units
2
Amenities
onsite professional management
Building Details
Year Built
1986
Owner Occupied
No
Listing Agency:
RE/MAX Realty Team
(239) 887-0237
Listed By:
Karen Augustine · License #258016092
Source:
Naplesareahomesearch
Added: Mar 7
Changed: Aug 27
Last Checked: Aug 28 at 12:18PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX Realty Team
Investment Insights
Based on property information with market context.
This two-unit medical office property contains 3,264 square feet in updated suites. One unit is occupied by a spa under lease through 2028, while the second is configured for an owner-user or a future tenant. The available unit includes two restrooms, two showers, a kitchen, conference room, multiple offices, reception, and a waiting area. The leased suite provides treatment rooms, two restrooms, a compact kitchen, and its own reception and waiting areas.
Built in 1986, the property is located in South Fort Myers with access to US41 and other major corridors. The World Plaza community provides on-site professional management and ample parking availability. The property is zoned for office/medical use.
Built in 1986, the property is located in South Fort Myers with access to US41 and other major corridors. The World Plaza community provides on-site professional management and ample parking availability. The property is zoned for office/medical use.
Key Highlights
- 3,264 SF across two updated medical office units
- One unit leased to a spa through 2028
- Second unit includes 2 restrooms, 2 showers, kitchen, conference area, offices, reception, and waiting area
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$56,092
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.38%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,121,840
$1.1M
Cap Rate 7%
$801,314
$801.3K
Cap Rate 9%
$623,244
$623.2K
Market Conditions
NOI Build-Up for 3,264 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$81.5K $24.96/SF
− Vacancy
−$6.7K −$2.05/SF
EGI
$74.8K $22.91/SF
− OpEx
−$18.7K −$5.73/SF
NOI
$56.1K $17.18/SF
Area
Lee County, FL
Vacancy
8.20%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,121,840
Cap Rate 7%
$801,314
Cap Rate 9%
$623,244
Alternative Uses
Best Use
Office B
$801.3K
$701.2K – $934.9K
NOI $56,092 @ 7.0% cap · market cap 7.38%
Second Best
Healthcare Medical
$583.7K
$510.7K – $680.9K
NOI $40,856 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$1.03M
$898.9K – $1.20M
NOI $71,912 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,861
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33907, FL
24,980
Population
14,125
Households
1.8
Avg Household Size
43
Median Age
26%
College-Educated
89%
High-School Grad
7.3 sq mi
ZIP Area
3,422
Density / Sq Mi
$49,826
Median Household Income
$33,442
Median Earnings
$1,502
Median Rent
$236,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Office/medical zoning, flexible occupancy, and shared parking support a range of professional healthcare uses.
Where is this medical office space located?
The property is located at 12545 New Brittany Blvd Unit 551 Fort Myers, FL.
What is the asking price?
The asking price for this property is $759,900.
What are key features of this property?
This property features: 3,264 SF across two updated medical office units; One unit leased to a spa through 2028; Second unit includes 2 restrooms, 2 showers, kitchen, conference area, offices, reception, and waiting area
